Part 5 PLAN CONTENT REQUIREMENTS

Subdivision or land development plans submitted for review for preliminary approval shall be clear and legible black or blue on white prints of the drawings. Space shall be provided for signatures by the Board on the face of the plans.

Preliminary plans shall be on sheets not larger than 34 inches by 44 inches overall. It is recommended that, as far as practicable, final plan sheets be held to the following overall sizes: 17 inches by 22 inches, 24 inches by 36 inches, 30 inches by 42 inches. Where necessary to avoid sheets larger than the maximum size prescribed above, preliminary plans shall be drawn in two or more sections, accompanied by a key diagram showing relative location of the sections.

The scale shall be one inch equals 50 feet or less, except that, where proposed lots are to be greater than five acres in size, the scale may be one inch equals 100 feet.

Dimensions shall be set in feet and decimal parts thereof, bearings in degrees, minutes, and seconds (errors of closure shall not be more than 1 part per 10,000).

Each sheet shall be numbered and shall show its relationship to the total number of sheets.

The plan shall bear an adequate legend to indicate clearly which features are existing and which are proposed.

(7)

All plans and surveys shall be prepared in accordance with the Act of May 23, 1945, P.L. 913, No. 367, as amended, known as the "Engineer, Land Surveyor and Geologist Registration Law," 63 P.S. § 148 et seq.

Site Design and Layout Plan.

A key map for the purpose of locating the site to be subdivided or developed, at a scale that ensures readability, shall show the relation of the tract to adjoining property and to all streets and municipal boundaries existing within 1,000 feet of any part of the property proposed to be subdivided or developed. This map shall be drawn at a minimum scale of one inch equals 1,000 feet.

A series of maps, prepared according to Subsection 1A, above, with accompanying narrative as needed, shall show the following:

(a)

Proposed subdivision or land development name or identifying title.

(b)

Name and address of the landowner of the tract or of his authorized agent, if any.

(c)

Name and address of the registered engineer or surveyor responsible for the plan. If an architect or landscape architect collaborated in the preparation of the plan, his name and address also shall appear.

(d)

Zoning information, including: applicable district, lot size and yard requirements, proof of any variance, special exception or conditional uses, which may have been granted, and any zoning boundaries that traverse or are within 200 feet of the tract.

(e)

Tract boundaries showing bearings and distances.

(f)

Total acreage of the tract being subdivided.

(g)

Original date of preparation, revision dates, north point, and graphic and written scale.

(h)

The names of all owners and the deed references of all adjacent lands, the names of all proposed and existing subdivisions adjacent, and the locations and dimensions of any streets and/or right-of-way easements shown therein.

(i)

The locations and dimensions of all existing streets, bridges, culverts, pipes, railroads, sewers and sewage systems, aqueducts, water mains and feeder lines, fire hydrants, gas, electric, and oil transmission lines, water courses, buildings, sources of water supply, easements, and other significant features within the property or any adjacent property, or within any other property which the Planning Commission feels could be impacted by the proposed development or subdivision.

(j)

The locations and widths of cartways and rights-of-way for any streets or other public ways or places as shown upon an adopted local or county plan, if such plan exists for the area to be subdivided or developed.

(k)

Identification of all historically significant sites or structures within the property or any adjacent property, or within any other property which the Planning Commission feels could be impacted by the proposed development or subdivision. The applicant shall submit a historic structure/site survey form for each area on the plan. If there are no historic structures, a plan note to that effect is required.

(l)

Locations of walkways, paths, trails (pedestrian, equestrian, bicycle, etc.), traversing the site and extending beyond it that have been in public use. Proposals for their continued protection through easement or otherwise shall be included.

(m)

Locations of known or potentially sensitive ecological areas such as endangered species habitats.

(n)

A full plan of the development, showing proposed lot layout with lots numbered in consecutive order and individual lot dimensions sufficiently detailed to demonstrate to the Township how the proposed layout complies with zoning requirements and that it is mathematically attainable within the parcel being subdivided, and location of areas to be subject to easements of any kind. In addition, the plan for a land development shall show, where applicable, proposed building locations, location and size of parking lots/spaces, provisions for access and traffic control, locations of loading areas, and provisions for landscaping and lighting of the site.

(o)

Where the plan submitted covers only a part of the applicant's entire holding and where specifically required by the Township Planning Commission, a sketch plan of the prospective future street system of the unsubmitted part; the street system of the submitted part will be considered in light of adjustments and connections with future streets in the part not submitted.

(p)

In addition to all other requirements, plans for conservation designs or multifamily developments also must include the following information:

Areas that are proposed to remain open or wooded.

Recreational areas.

Areas to be used for agriculture.

Total dwelling units, number of buildings, proposed density, total parking spaces, proposed and required by the Zoning Ordinance, Chapter 27.

(q)

Where subdivision of land is proposed as a part of land development because of creation of mortgages encumbering less than the entire tract, a plan shall be submitted showing the proposed division of property, including fee-simple access to all parcels not fronting on public roads. Such access shall be a minimum of 50 feet wide.

All preliminary plans shall be accompanied by planning modules for land development provided by the Pennsylvania Department of Environmental Protection, including information with regard to the means of sewage disposal and provision of water supply and, if on-site sewage facilities are contemplated, certain test pit and percolation test information as called for in § 22-622, Subsection 4, in order that the Township may have sufficient information to make a determination if the proposed subdivision or land development adequately meets the sewage disposal needs of the Township.

A statement or certificate by the engineer or surveyor indicating that the plans are, or are not, in conformity with engineering, zoning, subdivision, building, sanitation, and other applicable ordinances and regulations and if they are not so conforming, the reasons for requesting an exception. Proposed zoning changes shall note the suggested locations of buildings in connection therewith.

Improvements Construction Plan.

A statement describing proposed public improvements, including: streets and gutters, a typical cross-section diagram of proposed street construction, and the means of water supply and sewage disposal to be provided.

A plan or plans showing location, width, and names of all proposed streets and street rights-of-way, and including all street extensions or spurs as are reasonably necessary to provide adequate street connections and facilities to adjoining developed or undeveloped areas; preliminary profiles for proposed streets; proposed minimum setback line for each street; location and dimensions of playgrounds, public buildings, public areas, and parcels of land proposed to be dedicated or reserved for public use.

Where public sewer service is determined to be available through connection to the public sewer system of a municipality or municipal authority, or where a community sewage system is anticipated, the preliminary design of sewage systems, including, but not limited to, the location and grade of sewers, pumping stations, sewer mains and, where applicable, sewage treatment plants and wastewater reclamation/land application sites, showing the type and degree of treatment intended and the size, capacity, and location of treatment facilities. Also, if required by the Authority or the Board of Supervisors, the location of a proposed right-of-way not less than 30 feet in width along natural watercourses and where otherwise necessary in order to permit the Authority and/or Township to construct and maintain sanitary sewers as and when required.

Where off-site or central water service is anticipated, the preliminary design of water distribution facilities, including the size and location of water mains, fire hydrants, storage tanks and, where appropriate, wells or other water sources.

If land to be subdivided lies partly in another municipality, the applicant shall submit information concerning the location and design of streets, layout and size of lots, and provision of public utilities on land subject to his control within the adjoining municipality. The design of public improvements shall provide for a smooth, practical transition where specifications vary between municipalities. Evidence of approval of this information by appropriate officials of the adjoining municipality also shall be submitted.

Where the applicant proposes to install the improvements in sections, he shall submit with the preliminary plan, pursuant to § 508(4) of the Municipalities Planning Code, 53 P.S. § 10508(4), a delineation of the proposed sections and a schedule of deadlines within which applications for final approval of each section are intended to be filed.

Conservation Plan. A conservation plan shall be submitted as part of the preliminary plan application and shall include the following minimum information:

Site Inventory of Existing Features. The applicant shall identify the following site features, as applicable, by displaying them on the property base map:

(a)

Topography, the contour line intervals of which shall be not more than two feet for land with average natural slope of 10% or less, and at intervals of not more than five feet for land with average natural slope exceeding 10%. Location and elevation to which contour elevations refer shall be identified; where reasonably feasible, this shall be a known established benchmark. Slopes exceeding 15% & 25% shall be clearly indicated. Topography obtained from the most current USGS 7.5 minute series quadrangle map, or other method acceptable to the Township Engineer, may be utilized when the applicant can demonstrate that a lot or lots have been restricted from future development.

(b)

The location and delineation of ponds, streams, wetlands (as mapped in the Comprehensive Plan), natural drainage swales, areas of hydric soils, and floodplain boundaries. Where the proposed subdivision and/or land development lies partially or completely within any Floodplain area (as delineated in the Township Floodplain Management Ordinance, Chapter 8) or areas of hydric soils as identified by Web Soil Survey or other approved source, the conservation plan shall include a map showing the following:

The floodplain boundaries and elevations, which shall be those determined by the Federal Emergency Management Agency (FEMA), the Township, or from other known sources or, in the absence of such, shall be as calculated by the applicant.

Contours at two-foot intervals, except as noted in Subsection 1D(1)(a).

Areas of jurisdictional wetlands, as defined by the Army Corps of Engineers.

Areas subject to special deed restrictions.

The location and elevation of proposed roads, utility and building sites, fill and erosion and/or flood protection facilities.

(c)

Soil series, types, and phases, as mapped by the USDA Soil Conservation Service, and accompanying data tabulated for each soil, including: name, depth to seasonal high water table, agricultural capability class, erodibility (if data are available), and hydrologic group.

(d)

Vegetative cover conditions on the property according to general cover type; e.g., cultivated land, permanent grass land, old field, hedgerow, tree line, orchard, woodland, etc. For all woodlands the applicant shall indicate the principal species of dominant and co-dominant trees and the shrub understory.

(e)

Historic resources, including structures, ruins, sites, traces, and relationship to the boundaries of any National Register Historic District. If none exist, a statement to this effect shall be placed on the plans.

(f)

Existing paths and trails.

(g)

A delineation of those portions of the tract visible from adjacent public roads, together with any areas or sites deemed visually significant as identified on the map of scenic resources in the Comprehensive Plan.

Impact Assessment. The site features identified in § 22-502, Subsection 1D(1), above, shall be shown on plan map(s) or on a transparent overlay at the same scale as plan map(s) submitted, in order to determine the locational relationship of identified site features to development as proposed, including proposed structures, roads, driveways, parking areas, stormwater management facilities, recreation facilities, sewage or water lines or facilities, changes to natural grade, and vegetation removal. This overlay shall be provided when requested by the Township Planning Commission or Engineer.

§ 22-503 Final Plan.

[Ord. No. 109-2004, § 503, 9/8/2004; as amended by Ord. 122-2006, 12/15/2006; by Ord. 171-2014, § 4, 5/14/2014; by Ord. 180-2016, 4/13/2016; and by Ord. No. 209-2023, 9/13/2023]

Final plans shall conform in all important details to preliminary plans, including any conditions specified by the Board. A final plan shall consist of and be prepared in accordance with the following:

Drafting Standards.

Subdivisions or land development plans submitted for review for final approval shall be clear and legible black or blue on white prints of the drawings. Space shall be provided for signatures by the Board on the face of the plans.

Final plans shall be on sheets not larger than 34 inches by 44 inches overall. It is recommended that, as far as practicable, final plan sheets be held to the following overall sizes: 17 inches by 22 inches, 24 inches by 36 inches, 30 inches by 42 inches. Where necessary to avoid sheets larger than the maximum size prescribed above, final plans fall be drawn in two or more sections, accompanied by a key diagram showing relative location of the sections.

The scale shall be one inch equals 50 feet or less, except that, where proposed lots are to be greater than five acres in size, the scale may be one inch equals 100 feet.

Dimensions shall be set in feet and decimal parts thereof, bearing in degrees, minutes, and seconds (errors of closure shall not be more than one part per 10,000).

Each sheet shall be numbered and shall show its relationship to the total number of sheets.

The plan shall bear an adequate legend to indicate clearly which features are existing and which are proposed.

(7)

All plans and surveys shall be prepared in accordance with the Act of May 23, 1945, P.L. 913, No. 367, as amended, known as the Engineer, Land Surveyor and Geologist Registration Law, 63 P.S. § 148 et seq.

(8)

The plan set shall include signature blocks for the Honey Brook Township Board of Supervisors and Township Engineer as shown in Appendix 22-C[1] and the Chester County Planning Commission. Space for the Recorder of Deeds recording information must also be provided.

[1]

Editor's Note: Said appendix is included as an attachment to this chapter.

Site Design and Layout Plan.

All information required in § 22-502, Subsection 1B(2), above.

Sufficient data to determine readily the location, bearing, and length of every lot and boundary line and to produce such lines upon the ground, including all dimensions, angles, or bearings of lines and areas of each lot and of each area proposed to be dedicated to public use. The gross and net area of the parent tract and the individual lots being proposed shall be included.

Proposed house/building locations, approved street names and approved situs addresses. The Township shall coordinate street names with the Chester County Department of Emergency Services prior to final plan submission. The Township shall approve all street names and assign situs addresses throughout the municipality prior to final plan submission.

Location of permanent reference monuments.

A certificate of title showing the ownership of the land to be vested in the subdivider or other applicant for plan approval.

A statement duly acknowledged before an officer authorized to take acknowledgments of deeds and signed by the owner or owners of the property, to the effect that the subdivision or land development shown on the final plan is made with his or their free consent and in accordance with his or their desires.

(7)

All offers of dedication and covenants governing the reservation and maintenance of undedicated open space, which shall bear the certificate of approval of the Township Solicitor as to their legal sufficiency.

(8)

A copy of such private deed restrictions, including building setback lines, as may be imposed upon the property as condition to sale, together with a statement of any restrictions previously imposed which may affect the title to the land being subdivided. Such restrictions shall be satisfactory to the Board.

(9)

Such certificates of approval (or of preliminary approval) by proper authorities of the commonwealth as may have been required by the Board or by this chapter.

(10)

Certification of the engineer, land surveyor, landscape architect, or land planner who prepared the plan that the plans are in conformity with zoning, building, sanitation, subdivision, and other applicable Township ordinances and regulations. In any instance where such plans do not conform, evidence shall be presented that an exception or waiver has been authorized. The waivers, conditional uses, special exceptions and variances granted shall be lettered on the record plan sheet with the appropriate section references and date that relief was granted.

Improvements Construction Plan. Where public improvements other than monuments and street traffic signs are to be required for any subdivision or land development, an improvements construction plan and specifications prepared by a registered professional engineer shall be filed, setting forth the nature and location of the work and all engineering data necessary for completion of the work. The improvements construction plan and specifications shall be subject to approval by the Board of Supervisors as a prerequisite to approval of the final plan. The improvements construction plan shall conform to the following standards and shall contain the following information:

The improvements construction plan shall be at one of the following scales:

Horizontal	Vertical
100 feet = 1 inch	10 feet = 1 inch
50 feet = 1 inch	5 feet = 1 inch

Where streets are proposed for dedication, a plan is required of street profiles and cross-sections incorporating the following information:

(a)

The profile plan shall show the vertical section of the existing grade and proposed grade along with the center line of the proposed street. Where storm drainage, water supply and/or sanitary sewer lines are to be installed, they also shall be indicated on the profile plan.

(b)

A typical cross-section of street construction shall be shown on the profile plan and shall indicate the following:

Right-of-way width and the location and width of paving within a right-of-way.

Type, thickness, and crown of paving, including base and subbase.

The location, width, type, and thickness of curbs, sidewalks, and stone sub-base to be installed, if any.

Typical location, size, and depth of any underground utilities that are to be installed in the right-of-way, where such information is available.

If required, a plan for location and type of street lights to be installed, together with the necessary contract for street light installation for approval by the Township.

Where off-site or community sewer service is to be provided, the final design of all facilities, including, but not limited to, sewer mains, manholes, pumping stations, and sewage treatment facilities shall be designed in accordance with PADEP standards.